"As is, where is."

There's a nifty little clause in most standard BC residential real estate contracts that reads:  "VIEWED:  The Property and all included items will be in substantially the same condition at the Possession Date as when viewed by the Buyer on (insert date).


There is a not so nifty little clause in many foreclosures and run down property contracts that reads:  "As is, where is."


What does that mean?  It means that no one is guaranteeing ANYTHING about the home, attachments, or property.  It means, in the strongest possible way:  BUYER BEWARE!


If you saw the property and it had nice appliances and lighting fixtures, a cute array of curtains and door knobs, windows that worked, doors on bedrooms, attached porch, etc., etc., do not assume property will be in any recognizable shape as when you first saw it.  It might be stripped down to studs.  Everything might be broken or gone.


Your only recourse is this.  None.  That's right, none.


On acreage if you discover a leaky oil tank buried that required tens of thousands of dollars to remedy your only recourse is this.  None.


Please understand that every ounce of risk is on the Buyers in these situations.  Your Realtor has no remedy, the sellers are likely already gone and bankrupt, the bank is only trying to recoup their losses and odds are good that no one has loved or maintained that property in a long, long time.


Be careful out there!  And, always, always, always use a great Realtor that you would trust with your favourite aunt! 

So, you want to buy a rental, do ya?

Being a landlord is not without considerable stress!  When you have a great tenant the world is rosy and you feel very smart for having invested in a rental unit.  When you have troublesome tenants you wonder what on earth you could have been thinking to do something so stupid as to buy a rental home.  I encourage clients to really think long and hard about whether or not they are cut out to be a landlady or landlord.  Here are some things I have learned from my own experience and others:


1.  Any agreements not in writing are not worth the paper they're printed on.
2.  Everyone is a model tenant when they want to get in.
3.  "Well behaved" as concerns pets and children is a very loose term.
4.  One late rent payment translates as perpetually behind.
5.  Tenants know the tenancy act better than the author of the document.
6.  IT IS MUCH EASIER TO GET SOMEONE IN THAN TO GET THEM OUT.
7.  Renting to relatives is a recipe for early loss of hair and sleep.
8.  Every strata has at least one overbearing knob.
9.  Trading labour for rent money is also a recipe for early loss of hair and sleep.
10.  You cannot generally get insurance for willful damage done by tenants.
11.  Expect 1 in 10,000 people to treat a rental property with the same care as their own home.
12.  Your bank is exceptionally unconcerned with why you didn't receive rent money.
13.  References are often faked (who knew?!).
14.  If someone needs to move in immediately....they have a problem and likely are a problem.
15.  Young people don't often stay in one place too long.
16.  When roommates start fighting you will be the loser.
17.  The cheque is not in the mail.
18.  Never return a damage deposit before comparing before and after inspection reports.
19.  No news is not good news.
20.  "No smoking" apparently sometimes means "smoke near window."

"Thank you" = Rocket fuel for your business!

Have you ever noticed how powerful it is when you are at a business, whether paying or browsing, when someone from that business looks you right in the eye and thanks you sincerely for choosing to grace their doors with your business?


Today I was at my Rotary Club meeting and someone at our table mentioned giving 5,000 recently to a local charity; it was the proceeds from an event this person organized.  What stuck most in his mind is that he never received a thank you.  There is no doubt in my mind that in future years his event will benefit a more appreciative group.


In our Sutton office we are very active in community outreach and it is always disheartening (and thankfully rare) to make an effort to give and not be thanked or given any sense of appreciation.  One of our Realtor's clients made a special cash gift as part of one of our campaigns this year.  She was crestfallen that not only did the charity not issue the promised tax donation receipt, but they never even said thank you.  Eventually, after the group was contacted, this was remedied; but the moment was lost.


Surely we know these charity groups are not mean spirited.  They "just" forgot.  Just forgetting to thank those who fuel our groups, businesses and careers is perhaps the fastest way I know to make sure people stop giving us the privilege of their business and contributions.  (I would add that another insult is when you've given a donation only to then receive in the mail information on how you can give more!)


Many Realtors have heard me say that upon receiving any offer to purchase on our of client's homes...if the first words out of our mouths is not a sincere thank you, we've already missed the boat.  It is not cool to make fun of the offer.  Has anyone ever liked a bully that swaggers and tears down an offer?  Anyone?


Of course we all receive unacceptable offers.  But someone took the time and effort to put pen to paper and start the process of what could be a rewarding negotiation.  So, yes, in ALL cases...."Thank you" is the beginning of a beautiful process.  Even if the offer never comes together you have gained the respect of your fellow Realtor who will look forward to bringing you a more suitable offer down the road.


The building power of thankfulness is profound.  So is the destroying power of thanklessness -- whether it is a spoiled child who never learned to say thank you; a "busy" service group who forgets to appreciate those who volunteer and those who donate or a company that simply never thanks you for walking in their doors.


This I can say with certainty:  if you do not appreciate, really appreciate the gifts that come your way in the form of business and support, before you know it, someone else will. 


I dare say the most important words for any endeavour to prosper are these two.  "Thank you."

Dear Competition Bureau, what have you done?

Dear Competition Bureau,


What have you done?  I am so pro-consumer protection; yet certain moves you make do anything but protect consumers.  I dare say it puts consumers in harm's way.


Did you have a bad experience with a Realtor?  Of course there are some greedy lug-heads in this (and every) profession.  But, overall, the best Realtors I know provide an absolutely essential service guiding home buyers and sellers.  They are upright and dedicated and they save the consumer far more than they cost them.


You seem worried that we get paid?  You seem keen on more "do it yourself" options and bargain basement charging Realtors.  Of course you must know that FOR SALE BY OWNER has ALWAYS been an option.  Nothing new there.  But of course, since Realtors for decades have developed an effective means to serve clients called the MLS system you think we are bullies.  You opine that everyone should be able to be on the web system we developed, paid for, continue to pay for and take great pride in the correct consumer information on.  Would this be like if I want to sell my used jeep myself, I insist on putting it on my local Jeep car lot and on their website?  Because, it would be unfair if I couldn't slip in and utilize any effective sales tools they've built?


And I get you're concerned about commission price fixing.  But, you must know that COMMISSIONS HAVE ALWAYS BEEN NEGOTIABLE.  I've been in the business 10 years and it has been taught to me since day one that no two commissions apply.  Did you know that many consumers would benefit greatly by offering MORE COMMISSION??  Did you know that many Realtors with repeat and referral clients often give significant financial breaks to clients?


Do you have any clue as to what it costs to stay in the Real Estate profession and list and hold properties for sale in a way that gives clients the best possible price for their home?  Do you know how many hours are rightly spent with buyers not only finding the right home; but preventing clients from buying a home that is not in their best interest?  Is there a price you can assign to sleepless nights that all great Realtors spend thinking of the best ways to serve and protect their clients?


Do you really think that by racing to the bottom and making homes sales all about the cheapest method possible you are serving the consumer?  Do you think there is great motivation in a Realtor whose only job is to post a property on MLS saying "call seller."


I would encourage you, before making any further decisions affecting the Real Estate industry in Canada, to have on your panel seasoned Realtors who can come armed with countless stories of how they saved time, trouble, money and heartache for their clients and were worth twice what they made any day of the week.


If your real interest is in consumer protection, you really need to know what a professional Realtor really does and how we serve.


Humbly submitted,
Beth Marks
Proud Realtor

Do you think it is smart to spend 5,000 to make 25,000?

Contrary to the notion the consumers are saving (making) money by using low rate commission brokerages and keeping their prep work to a minimum, I would simply invite you to consider a few points with me.


1. Would you want to sell your car at a dealership that proclaimed they paid their sales staff less than any other dealership?


2.  Do you think the more people interested in your home, the higher the sale price will be?


3.  Do you think commissioned sales people get excited about making more or less money?


4.  Do you think having a low commission on a home sale attracts more activity?


5.  Do you think that by offering over and above the usual amount of commission you could create more interest in your property and have a selling edge?


6.  Do you believe that the quicker your home finds a buyer the better odds of getting a premium price?


7.  Do you believe that by having your home sparkling clean it improves sales appeal?


8.  Do you believe that by renting a storage locker and de-cluttering your home might show its best?


9.  Do you believe that by spending a little money getting staging advice you might optimize the look of your home?


So, over and above a basic fee; if you were to invest 5,000 into offering a bonus commission fee, having your home cleaned, having staging advice, having storage for excess "stuff", keeping fresh flower arrangements for showings, do you believe you might see an extremely strong sale price?  Like maybe 25,000 above what a run down looking, low commission, overstuffed property might bring?


If you don't believe it; you haven't tried it! 

Moving check list!

Some handy moving tips I've seen along the way are below!




My own little moving tips:  always make your bed first at new home; psychologically you will always know you're ready to go to bed when you're really tired!  Make sure to carry in a box first thing with toilet paper, paper towels, cold drinks and healthy snacks.  Be sure and source the name of a good pizza joint nearby to order in!






SIX WEEKS BEFORE YOU MOVE:


1.  List things you want to throw away, give away or sell.  Be strict!
2.  Alert post office.
3.  Request any school, medical, dental records you may need if moving far away.
4.  Choose a moving company.  Ask for references.
5.  Anticipate glitches such as moves around holidays, highway closures, construction delays.


THREE WEEKS BEFORE YOU MOVE:
1.  Call power, phone, utility companies to arrange any services at new home.
2.  Confirm departure & arrival dates with movers and Realtors.
3.  Book motel and car rentals if needed.
4.  Start packing; begin with valuable, rarely used items.
5.  Label boxes (gather boxes, wrap, tape).


TWO WEEKS BEFORE YOU MOVE:
1.  Take care of any banking, credit card changes.
2.  Mail change of address cards.
3.  Return anything you've borrowed.
4.  Purchase any specialty items in your area if you're relocating.


ONE WEEK BEFORE YOU MOVE:
1.  Discontinue any unnecessary services such as newspaper, garbage, laundry.
2.  Set date to terminate gas, water, electric & fuel delivery.
3.  Arrange to have telephone service stopped one day after move.
4.  Have gas, water and electric meters read.
5.  Do an objection walk about your current home to make sure all is as it should be for new owner.


ONE DAY BEFORE YOU MOVE:


1.  Defrost and clean refrigerator and dry thoroughly to avoid mildew.
2.  Clean oven and range top.